Renting Rights Guide
Millions of people rent in the UK, yet many don't know their basic rights. This guide covers deposits, repairs, rent increases, and eviction protection in England. Scotland, Wales, and Northern Ireland have separate rules — links below.
Your Tenancy Agreement
Most private renters in England have an Assured Shorthold Tenancy (AST). Your landlord must provide you with:
- A copy of the tenancy agreement
- The government's How to Rent guide
- An Energy Performance Certificate (EPC)
- A gas safety certificate (annually, if there's gas)
- Details of which deposit protection scheme holds your deposit
If your landlord doesn't provide these, it may affect their ability to evict you later.
Deposits
Your landlord must protect your deposit in a government-approved scheme within 30 days of receiving it. The three schemes are: DPS, mydeposits, and TDS.
Since June 2019, deposits are capped at 5 weeks' rent (or 6 weeks if annual rent is over £50,000).
Your landlord must return it within 10 days of agreeing the deductions. They can only deduct for damage beyond fair wear and tear, unpaid rent, or cleaning to the standard it was at the start.
If you disagree, use the deposit scheme's free Alternative Dispute Resolution (ADR) service — don't go straight to court.
You can claim up to 3× the deposit amount in court. The landlord also cannot serve a valid Section 21 notice.
Repairs & Your Landlord's Obligations
Your landlord is legally responsible for:
- The structure and exterior of the property (roof, walls, windows, doors)
- Heating and hot water
- Gas and electrical systems
- Sanitation (toilets, baths, sinks)
- Fixing damp caused by structural issues
You are responsible for small repairs and not causing damage.
Always email or message so you have a record. State the problem clearly and ask when it will be fixed.
For non-urgent issues, give 14–28 days. For urgent problems (no heating in winter, major leak), 24–48 hours is reasonable.
Contact your local council's Environmental Health team. They have powers to force landlords to fix hazards and can do it themselves and charge the landlord.
Rent Increases
During a fixed-term tenancy, your rent can only be increased if the tenancy agreement allows it (using a "rent review clause"). Once you move to a rolling periodic tenancy:
- Your landlord must give you at least 2 months' written notice of a rent increase
- They must use a prescribed form (Form 4)
- If you think the increase is above market rate, you can challenge it at a Rent Assessment Committee (First-tier Tribunal) — for free
Eviction — Your Protections
Section 21 ("No Fault" Evictions)
Section 21 previously allowed landlords to evict tenants without giving a reason. The Renters Rights Act is abolishing Section 21 — once in force, landlords will only be able to evict tenants with a valid legal reason. Check GOV.UK for current status.
Section 8 (Eviction with Grounds)
Landlords can still evict for specific legal reasons, including:
- Rent arrears of 2+ months (mandatory ground — court must grant possession)
- Anti-social behaviour
- Landlord wants to sell or move in (discretionary — court decides)
Even with valid grounds, the landlord must get a court order before you have to leave. It is illegal for a landlord to change your locks or remove your belongings to evict you without a court order.
Scotland, Wales & Northern Ireland
Private Residential Tenancies (PRTs) replaced ASTs in 2017. No fixed end date, stronger tenant protections.
The Renting Homes (Wales) Act 2016 changed the rules for Wales significantly.
Different rules for deposits, notice periods, and rent increases apply in Northern Ireland.